Even just a smart thermostat (if HOA allows) and a smart lock on the front door make the place feel more “premium” and attract better tenants, especially mid-term renters.3.

Sherwin Williams paint (so you can remember color codes), LED lighting, flooring, simple repairs (less future headaches), new door locks, and electrical panel inspection (label switches!) 

It lets them secure the contract without locking up all their cash, which keeps things more flexible while they finalize the rest of the financing.

This isnt the same as getting a new quote because of changes in the market; I'm talking about changing the pricing after a term sheet is signed and/or the rate is locked only because they were confronted with another quote.A word of warning - in any industry, best and cheapest rarely go together.

i am worried that because of covid market surge and the value we added to the property that the biggest gains are already embedded, and that ongoing appreciation will be low and perhaps diluted by future maintenance concerns.am i giving up a valuable asset by selling the house, or is it smart to lock in gains  now and redeploy in a new project?

If speed is the main issue, one creative option some investors use is EMD financing to lock the deal up while keeping liquidity available for the rest of the capital stack.

Quote from @Elealeh Fulmaran: Shahab, start with these three that turn theory into action fast: 1) The Book on Rental Property Investing by Brandon Turner for clear numbers, deal anatomy, and beginner-friendly frameworks; 2) Real Estate by the Numbers by J Scott and Dave Meyer to level up underwriting, sensitivity checks, and real-world decision rules; 3) The One Thing by Gary Keller to lock your focus so you actually execute your first deal instead of dabbling.

.- For my triplex, the combination of HOA + PM has essentially locked me into their management, and they’re not allowing me to switch.- I received a quote of $800 per room for basic touch-up painting in a 1,200 sq ft property—very high, and I have no alternatives since it’s out of state.- They charge extra for handling evictions.- One PM deducts $800 from the security deposit at move-out as part of their “policy,” which isn’t tenant-friendly or transparent.To be clear, I’m not saying PMs don’t add value—especially when I don’t want direct contact with tenants.

the best move is to lock in your team before chasing deals: connect with an investor-savvy agent who can analyze numbers and move fast, line up a property manager early to confirm rent potential and flag problem areas, build relationships with reliable contractors and wholesalers so you can get quick rehab bids and first shot at off-market properties, and talk with lenders experienced in BRRRR refis to understand seasoning requirements and appraisal timelines getting all of that set up first makes the actual buy-and-hold process much smoother and keeps your budget and timeline on track.

Wholesaling works when you build a real buyers list, verify ARV with comps, and lock real seller motivation.